Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +2.12% — near-median performance within its 2009-era cohort (41th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: CHIJ PRIMARY (TOA PAYOH) at 0.89km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

48 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

7/10

0.65km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.88% — below-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.69km, far enough that the impact on this project is modest.

Primary schools within 1km: CHIJ Primary (TOA Payoh), ST. Joseph's Institution Junior.

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